Converting 2-family to 4-family

Hey Folks – Has anyone here modified the certificate of occupancy on a townhouse in Brooklyn?  We’re looking for a property in Bed Stuy or Crown Heights and found a 2-family that’s a great fit.  We’d like to convert the property to a four family.  I’ve heard mixed comments on this process.  Sounds like you need to hire an architect to file plans.  It would be great to hear from someone who has been through this process.  How long does it take?  How expensive is it?

emilyfrances

in Dept. of Buildings (DOB) 12 years and 9 months ago

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ea3421 | 12 years and 9 months ago

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I’m thinking of doing the same thing — 2 family to 4 family. Current taxes are $4500 a year. How high can they go? Should be inline with other 4 families on the block/in the area, right? What is the maximum? Finished product will be a 4 family, 4,000 sq ft + cellar in R6B.

Petebklyn | 12 years and 9 months ago

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your taxes will go through the roof with cofo change.   better find something that already has cofo you need.

masterbuilder | 12 years and 9 months ago

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One of my clients bought a great house in Bed-Stuy through a short sale.  He was tipped off through his broker.

Springs | 12 years and 9 months ago

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Buy a short sale or REO brownstone in Stuyvesant Heights.  Put the money into it if it has good bones and lots of original details intact.  You need to figure out what your highest and best use is, and then take it from there.

pigthree | 12 years and 9 months ago

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why are you stuck on owning a four family?

Augustiner | 12 years and 9 months ago

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the renovation you are planning will cost you at least 100 k more than if you just renovated it as a 2 fam.
As it will be regarded as a major construction by the DOB you will need extensive architectural plans, structural engineer, expediter and all kind of stuff that you never wanted to know about. Depending on how good/bad your team and luck is, you need to reconfigure whole parts of the house such as the entrance area (egress for new occupation load), stairway width and a handicap accessible garden level. Also, new sprinkler and water main + mechanical engineering sounds more like 80k than 30k including all side costs, but that´s a guess.
If you think about this as an investment, take also into account that taxes and insurances are higher for commercial properties, and you don´t qualify for homeowner´s programs such as the star program (yes above 2 fam it´s considered commerical). In my opinion unless you have serious reasons to change the C of O, stay under the radar and don´t waste money.

deano | 12 years and 9 months ago

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I’m told sprinklers in an old brownstone will almost always involve a new feed from the street, and thus come with a bill in the tens of thousands.  I’m no architect, but from what i’ve heard an Alt-1 means coming up to current code all over the place.  Finding a house that’s already a legal 3-fam could thus be an Alt-2 and might end up being considerably less hassle & money.

dazednconfused2 | 12 years and 9 months ago

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Yes, you will definitely need to hire an architect or engineer to file drawings.  Your biggest single expense will likely be sprinklers.  If you don’t have them already, you will be required to install them.  This should be taken into account before you make an offer.

g2bdon | 12 years and 9 months ago

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Firstly, consider carefully the tax consequences involved. They are significant. Going from a legal 2 (tax class 1) to a legal 4 (tax class 2) can be a deal breaker. Tax Class: Four categories (Classes 1, 2, 3, and 4) of property use. Every property in the City is classified in one of the four tax classes as follows: Class 1: Includes most residential property of up to three units (family homes and  small stores or offices with one or two apartments attached), and most condominiums that are not more than three stories. Class 2: Includes all other property that is primarily residential, such as cooperatives and condominiums. Class 3: Includes utility property. Class 4: Includes all commercial and industrial property, such as office, factory buildings.

z-astudio | 12 years and 9 months ago

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We are an award winning multi-disciplinary design firm with extensive experience in renovating and redesigning brownstones. We have just completed a gut renovation of a Brownstone in Prospect Heights, which we would be happy to provide more information on. We would love to talk with you regarding your project and discuss possible opportunities for us to work together.
Please contact us at info@z-astudio.com or visit us at www.z-astudio.com